Another trick is to place a ball on the floor and see if it rolls in any particular direction as that can be a sign of sinking foundation, failing beams or joists or buckling due to water damage.From there, you need a professional to evaluate your findings.

. - A 1031 exchange of sorts is possible if you roll the sale of the limited partnership into a similar and larger limited partnership, but you cannot 1031 directly into your own property acquisition.Am I getting this about right?

My lender was allowing me 80% Loan to Value (not loan to purchase price) with a 20 year amortization, and a 4.00% fixed rate for 5 years.Let me get to the Numbers:Original List price - $800KList price after reduction - $550KPurchase Price I felt comfortable with after running numbers - $415K - with fees that would be rolled in to debt - $425KNOI - $42,600Debt Service - $27,700Cash on Cash (if I had to put 20% ($85K down, which I didn't) - 17.5%Annual income after DS = $14,900 - $425K - 20 year am. 4.00% interestWith all this being laid out, I decided to make an offer.

Leverage (4) turnkey homes, get some income rolling on them, then buy another - until you hit your goal

I have started talking to a real estate agent that connected me with a finance person to get the ball rolling last week.

If you don't do this, all the students will magically disappear once May rolls around. 

I've got more than that in my change jar, not to mention the thousand bucks or so in rolled up change in the gun safe from getting bored a few times a year and counting that jar.I feel sorry for people like this.  

Phoenix is obviously going to be leading the charge on that.The main population segments moving here are going to be:1) Retirees from colder states (Florida #1 destination, Arizona #2) Over 10,000 people turn 65 every day.2) Younger Generations from California (mostly from SoCal - Median home price is double Phoenix's)The main thing that'll keep the ball rolling is young families from more expensive markets like California.

HOA, insurance were also accounted for in my expenses(rolled it all under the mortgage).

You have to roll with the punches.